2315 Hartwick Hwy · Lincoln Park, MI 48146

$168,000

3 bd · 1.5 ba · 1,108 sqft · SingleFamily public records · 33 Days on market

Built 1950 0.25 ac lot Est $201k · 16% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +14.8/15.0
• Cash flow +8.0/30.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2315 Hartwick Highway Charming Lincoln Park bungalow on a spacious 0.25-acre lot featuring ample parking and a covered porch. The first floor offers an open kitchen and living area with generous storage space, plus two comfortable bedrooms. The remodeled bathroom includes sleek ceramic tile. Upstairs, you'll find a large master bedroom retreat. The fully finished basement is set up as a recreation room, perfect for entertaining. Additional highlights include an attached garage, fenced yard, and plenty of room for outdoor enjoyment. Buyer/buyers agent to verify all information.

Key facts

• Covered porch
• Remodeled bathroom
• Fenced yard

Tags

• COVERED PORCH
• OPEN KITCHEN
• REMODELED BATHROOM
• FINISHED BASEMENT
• FENCED YARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.25 acre (88.54 x 100)

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating; Natural gas heat
• Interior features: Partially finished basement; Basement present; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (13.0% below list).
• Recommended offer: $138k (17.7% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 6.5% in Lincoln Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 80/100 on livability (#82 in MI, #1,720 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• Lincoln Park School District (suburban): math 15% / reading 32% proficiency, ranked #440 of 540 in MI (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Max Paun School (math 32% / reading 32%, grade F, #814 of 1,397 statewide, top 61%, 311 students, 92% FRL); Lincoln Park Middle School (math 12% / reading 35%, grade F, #399 of 493 statewide, top 81%, 1,105 students, 86% FRL); Lincoln Park High School (math 5% / reading 33%, grade F, #630 of 713 statewide, top 88%, 1,367 students, 79% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 154 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,252 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $200,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2359 Detroit Ave	0.13mi	3/1.0	1,080 (-2%)	1mo	$196,000	$181	86
2366 Progress Ave	0.21mi	3/1.0	1,120 (+1%)	3mo	$145,000	$129	84
14576 Oceana Ave	0.40mi	3/1.0	1,042 (-6%)	2mo	$175,000	$168	68
2148 Meyer Ct	0.34mi	3/1.0	1,000 (-10%)	0mo	$219,900	$220	66
2071 Meyer Ct	0.39mi	3/1.5	999 (-10%)	2mo	$190,000	$190	63
9949 Sterling Ave	0.64mi	3/1.5	1,050 (-5%)	3mo	$234,000	$223	59
1860 Pagel Ave	0.57mi	3/1.0	1,162 (+5%)	7mo	$160,000	$138	58
2121 Buckingham Ave	0.52mi	3/1.0	1,012 (-9%)	4mo	$159,900	$158	56
9616 Colwell Ave	0.54mi	3/1.0	1,031 (-7%)	6mo	$175,000	$170	56
15044 Oceana Ave	0.56mi	3/1.0	1,000 (-10%)	2mo	$195,000	$195	54
8969 Ruth Ave	0.56mi	3/2.0	1,256 (+13%)	1mo	$257,500	$205	49
7208 Rosedale Blvd	0.67mi	3/2.0	1,214 (+10%)	7mo	$220,000	$181	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.25×
• Total profit: $-35,362
• Equity at exit: $25,049

10-year hold

• IRR: -10.9%
• Equity multiple: 0.28×
• Total profit: $-33,648
• Equity at exit: $14,526

Cash invested: $47,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48146

• Home prices YoY: -32.7%
• Rents YoY: 4.7%
• Active inventory: 154
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$881
• Tax from tax record: −$371 /mo · $4,458/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-168

Break-even live

Break-even rent $1,674

Max offer price $138,252

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-121	+0% $-168	+5% $-216	+10% $-263
Rent	-10% $-284	-5% $-226	+0% $-168	+5% $-111	+10% $-53
Rate	-1.0pp $-84	-0.5pp $-126	base $-168	+0.5pp $-212	+1.0pp $-256

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	26d	1	0.28mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	45d	1	0.47mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	45d	1	0.86mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	4d	1	0.90mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	19d	1	1.07mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	26d	1	1.16mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	0d	1	1.26mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	26d	1	1.32mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	26d	1	1.33mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	3d	1	1.36mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	26d	1	1.42mi

Listing history 50 events

1. 2026-06-21
   days on market $168,000 Active 33 DOM
2. 2026-06-18
   days on market $168,000 Active 30 DOM
3. 2026-06-17
   days on market $168,000 Active 29 DOM
4. 2026-06-16
   days on market $168,000 Active 28 DOM
5. 2026-06-15
   days on market $168,000 Active 27 DOM
6. 2026-06-13
   days on market $168,000 Active 25 DOM
7. 2026-06-13
   days on market $168,000 Active 24 DOM
8. 2026-06-09
   days on market $168,000 Active 21 DOM
9. 2026-06-08
   days on market $168,000 Active 20 DOM
10. 2026-06-07
    days on market $168,000 Active 19 DOM
11. 2026-06-04
    days on market $168,000 Active 16 DOM
12. 2026-06-03
    days on market $168,000 Active 15 DOM
13. 2026-06-02
    pricedays on market $168,000 Active 14 DOM
14. 2026-06-01
    days on market $170,000 Active 13 DOM
15. 2026-05-31
    days on market $170,000 Active 12 DOM
16. 2026-05-19
    listed $170,000 Active 583-char remark

    Show marketing remark (583 chars)

    2315 Hartwick Highway Charming Lincoln Park bungalow on a spacious 0.25-acre lot featuring ample parking and a covered porch. The first floor offers an open kitchen and living area with generous storage space, plus two comfortable bedrooms. The remodeled bathroom includes sleek ceramic tile. Upstairs, you'll find a large master bedroom retreat. The fully finished basement is set up as a recreation room, perfect for entertaining. Additional highlights include an attached garage, fenced yard, and plenty of room for outdoor enjoyment. Buyer/buyers agent to verify all information.

17. 2026-05-19
    listed $170,000 Active

    Show marketing remark (583 chars)

    2315 Hartwick Highway Charming Lincoln Park bungalow on a spacious 0.25-acre lot featuring ample parking and a covered porch. The first floor offers an open kitchen and living area with generous storage space, plus two comfortable bedrooms. The remodeled bathroom includes sleek ceramic tile. Upstairs, you'll find a large master bedroom retreat. The fully finished basement is set up as a recreation room, perfect for entertaining. Additional highlights include an attached garage, fenced yard, and plenty of room for outdoor enjoyment. Buyer/buyers agent to verify all information.

18. 2026-05-18
    historical
19. 2026-04-09
    listed $172,000 Active
20. 2026-04-08
    listed $172,000 Active
21. 2026-04-06
    historical
22. 2026-03-13
    price $172,000
23. 2026-03-12
    price $172,000
24. 2026-02-22
    listed $173,000 Active
25. 2026-02-21
    listed $173,000 Active
26. 2026-02-20
    historical
27. 2025-12-05
    price $174,000
28. 2025-12-05
    price $174,000
29. 2025-11-21
    listed $179,000 Active
30. 2025-11-21
    listed $179,000 Active
31. 2025-11-11
    historical
32. 2025-11-11
    historical
33. 2025-11-03
    soldstatus $144,671
34. 2025-08-29
    listed $179,900 Active
35. 2025-08-29
    listed $179,900 Active
36. 2023-09-08
    soldstatus $155,000 Sold
37. 2023-09-08
    soldstatus $155,000 Closed
38. 2023-08-25
    status Pending
39. 2023-08-25
    status Pending
40. 2023-08-09
    price $155,000
41. 2023-08-08
    price $155,000
42. 2023-06-28
    listed $159,900 Active
43. 2023-06-28
    listed $159,900 Active
44. 2021-04-05
    soldstatus $115,000
45. 2018-01-26
    soldstatus $101,000
46. 2017-09-08
    soldstatus $68,000
47. 2017-08-30
    soldstatus $68,000 Sold
48. 2017-08-30
    soldstatus $68,000 Closed
49. 2017-07-24
    status Pending
50. 2017-07-24
    status Pending

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $4,458 · $371/mo
• Projected year-2 tax: $4,458 · $371/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,531
• − Mortgage interest: −$9,411
• − Property taxes: −$4,458
• − Insurance: −$840
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,887
• Taxable loss: −$4,870
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $-852/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lincoln Park School District
• NCES district ID: 2621600
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $41,486
• Composite: 19.93/100
• National rank: #8678
• State rank: #440 of 540 in MI

Livability — Lincoln Park

• Score: 80/100
• State rank: #82
• US rank: #1720

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln Park, MI
• County: Wayne County · 1,562,939 people
• City population: 39,257
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,257
• Household income: $58,616
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1142.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 12% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 80% English-only · Spanish 17% Arabic 2%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.25%
• Current HPI: 222.8545
• Rent YoY: ▲ 4.65%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+183.8% since first listed

52 events — show timeline

• 2026-05-19 Listed $170,000 REALCOMP
• 2026-05-19 Listed $170,000 MiRealSource-MiMLS
• 2026-05-18 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Listed $172,000 REALCOMP
• 2026-04-08 Listed $172,000 MiRealSource-MiMLS
• 2026-04-06 Listing Removed — MiRealSource-MiMLS
• 2026-03-13 Price Changed $172,000 MiRealSource-MiMLS
• 2026-03-12 Price Changed $172,000 REALCOMP
• 2026-02-22 Listed $173,000 REALCOMP
• 2026-02-21 Listed $173,000 MiRealSource-MiMLS
• 2026-02-20 Listing Removed — MiRealSource-MiMLS
• 2025-12-05 Price Changed $174,000 MiRealSource-MiMLS
• 2025-12-05 Price Changed $174,000 REALCOMP
• 2025-11-21 Listed $179,000 REALCOMP
• 2025-11-21 Listed $179,000 MiRealSource-MiMLS
• 2025-11-11 Listing Removed — REALCOMP
• 2025-11-11 Listing Removed — MiRealSource-MiMLS
• 2025-11-03 Sold (Public Records) $144,671 Public Records
• 2025-08-29 Listed $179,900 REALCOMP
• 2025-08-29 Listed $179,900 MiRealSource-MiMLS
• 2023-09-08 Sold (MLS) $155,000 MiRealSource-MiMLS
• 2023-09-08 Sold (MLS) $155,000 REALCOMP
• 2023-08-25 Pending — MiRealSource-MiMLS
• 2023-08-25 Pending — REALCOMP
• 2023-08-09 Price Changed $155,000 MiRealSource-MiMLS
• 2023-08-08 Price Changed $155,000 REALCOMP
• 2023-06-28 Listed $159,900 MiRealSource-MiMLS
• 2023-06-28 Listed $159,900 REALCOMP
• 2021-04-05 Sold (Public Records) $115,000 Public Records
• 2018-01-26 Sold (Public Records) $101,000 Public Records
• 2017-09-08 Sold (Public Records) $68,000 Public Records
• 2017-08-30 Sold (MLS) $68,000 MiRealSource-MiMLS
• 2017-08-30 Sold (MLS) $68,000 REALCOMP
• 2017-07-24 Pending — MiRealSource-MiMLS
• 2017-07-24 Pending — REALCOMP
• 2017-07-16 Price Changed $75,000 MiRealSource-MiMLS
• 2017-07-15 Price Changed $75,000 REALCOMP
• 2017-07-02 Listed $80,000 MiRealSource-MiMLS
• 2017-07-01 Listed $80,000 REALCOMP
• 2017-02-26 Listing Removed — REALCOMP
• 2017-02-26 Listing Removed — MiRealSource-MiMLS
• 2017-02-26 Listing Removed — REALCOMP
• 2016-11-21 Listed $69,900 REALCOMP
• 2016-11-21 Listed $69,900 MiRealSource-MiMLS
• 2016-11-21 Listed $69,900 REALCOMP
• 2015-05-21 Sold (Public Records) $59,900 Public Records
• 2015-05-04 Sold (MLS) $59,900 MiRealSource-MiMLS
• 2015-05-04 Sold (MLS) $59,900 REALCOMP
• 2015-03-13 Listing Removed — REALCOMP
• 2015-03-12 Listing Removed — MiRealSource-MiMLS
• 2015-02-09 Listed $59,900 REALCOMP
• 2015-02-09 Listed $59,900 MiRealSource-MiMLS

Property tax history

+9.4%/yr

Latest (2025): $4,458 · -19.0% YoY. Source: county tax records.